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Brisbane prestige market surge has arrived as forecast: HTW

Brisbane prestige market

Buyers in the prestige sector can probably choose to live in any of Australia’s major capitals, but those who select Brisbane are often pleased at the calibre received at that price point, according to the November report from valuation firm Herron Todd White.

HTW found that back toward the end of last year and heading into 2020, there were early signs the market was about to surge, particularly for detached housing in the inner-city. But the pandemic saw property markets slow from March through to July, with transaction numbers grinding to a crawl.

Owners who didn’t need to sell their homes were holding off listing and buyers, who were filled with uncertainty, were also scarce, however, this seems to have turned a corner in recent months.

David Notley, HTW’s Brisbane Director said, “Queensland’s successful suppression of the virus coupled with our functioning economy has resulted in more action across the prestige sector from August through to present. And it looks to be sustainable, with our market sources saying current activity is similar in Queensland momentum to that experienced prior to the pandemic’s grip. It also appears that prices are holding… and even increasing in some instances. Many will be surprised by this result.”

“Typically, an anxiety-inducing global event like COVID-19 would have severe impacts on the property market, and the prestige sector in particular given the discretionary nature of its buyers and sellers. Instead, Brisbane’s upper-price sector has remained resilient. There’s good demand from local owner-occupiers of course, but interest from interstate appears to be surging too. It seems the chance to relocate to our city, with its excellent lifestyle and relative freedoms (compared to Melbourne, for example) is a magnet for the moneyed up. In fact, once state borders open fully, there’s widespread expectation we’ll see an even stronger market in these upper price points with new Queenslanders looking to come on up and settle both in our capital and on the coasts.”

“Digging down a little and a comparison of prestige property performance in 2020 to the 2019 calendar year reveals very similar numbers of sales in that upper price echelon. Our analysis shows that in Brisbane there were 15 detached dwelling sales above $5 million during 2019. In 2020 to date, there have been 10 confirmed sales with another seven under contract.”

“It’s worth factoring in that 2019 wasn’t a standout year in the $5-million-plus bracket. This was the result of a number of macro financial changes instigated by Australian regulators which constrained available credit, the impact of the recent Royal Commission into the banking sector and the implementation of its findings, the unsure nature of the federal election in early 2019 and the negative media emerging from the southern states throughout this period.”

“The outcome in 2019 was longer selling and marketing periods for properties and, in some instances, a softening in asking prices. But 2020 has proved resilient – even sparkling – and there is an optimism in the air about the coming year. Let’s hope it proves out,” Mr Notley concluded.

Here are a few examples of $4 million-plus apartment sales in Brisbane this year.

350/1 Newstead Terrace, Newstead is under contract for $7.35 million. This fifth-level penthouse is in Pier South.

The property is a fourbedroom, four-bathroom, four-car apartment with a total area of 527 square metres. Apart from the usual high-end fitout and spectacular river views, the Pier South development comes with an onsite concierge service… as you do.

Another cracking sale was 3511/30 Hollins Crescent, New Farm which is under contract for $4.81 million. This is a fifth level apartment in the Mitchell building with views taking in the CBD, Story Bridge and the Brisbane River. The apartment is over 350 square metres in area and provides four-bed, threebath, four-car accommodation.

Also on the luxury apartment list is 3/81 Moray Street, New Farm which sold this year for $4.8 million. The property is on level three of the AQUILA development which has a total of ten one-per-floor residences. It has a prime location, luxe fitout and sweeping CBD views available.

The apartment provides for four-bed, three-bath, three-car accommodation all across 418 square metres of living area.

 

The post “Brisbane prestige market surge has arrived as forecast: HTW” appeared first on the propertyobserver.com.au Blog

Opinion

Knockdowns and urban sprawl: Four property predictions for 2021

property predictions for 2021

The property market was nothing short of unpredictable and difficult to read through 2020.

Yet we look to be entering a year where all the economists and property research houses are predicting positive growth across all markets. Who would have thought?

There will be anomalies, of course, but here are the trends you can count on in 2021.

Affordability and lifestyle: Regional centres within 90 minutes of Sydney and Melbourne

Housing unaffordability has been driving this social trend and COVID-19 has come along and really amplified it.

With densely populated cities more expensive and harder to navigate, and in some cases, due to lockdowns, not offering the quality of life we all crave, many saw 2020 as a year to reflect and redirect themselves to outer regions where price point and lifestyle is more favourable.

We already see this in Queensland, where only 48% of the population live in the capital city of Brisbane and the rest is dispersed out to major hubs such as the Sunshine Coast and the Gold Coast, Toowoomba, Ipswich and many more.

For context, 76% of Victoria’s population live in Melbourne, while Sydney sits at 65%.

The towns must have adequate transport and ease of access to main arterials.

Getting to the capital cities will still be important for these sea and tree changers, as will the central location within the town.

Walkability and education are important for families as are healthcare services for downsizers. Keep this in mind when assessing the property itself.

These regions are also sought after by investors who are keen to establish a ‘foothold’ in one of the holiday regions, such as Daylesford, the Mornington Peninsula or the Bellarine Peninsula.

With a number of factors — such as less overseas holiday travel, low-interest rates and less commuting — allowing for more cash in the bank and a greater focus on what matters most, families want to secure an ‘escape property’ for themselves, a destination they can flee too should lockdowns or pandemics strike again.

More ‘knockdown and rebuild strategies’ in the middle-ring suburbs

According to McCrindle Research, 78% of people surveyed believe working from home is here to stay with most expecting this to be two or three days a week.

But how many of us actually have the space to do this, especially in dual-income houses?

Renovations can be expensive and unpredictable.

Whereas the growing trend of knocking down an old 150 square metre, 1950s–1970s weatherboard or brick home, on 400–800 square metres of land, and replacing it with new build, can not only solve the working-from-home problem, but also result in a very profitable project.

Our smaller cities take flight

With less interest in moving to the big smoke from our smaller cities, natural-born residents will consider staying put and working in their home cities while the uncertainty is around.

The big question is, how compelling will this be in the long term?

The big cities of Melbourne and Sydney house our largest institutions, banks, insurers, super funds and the head offices of most major corporates outside of mining and resources.

They will eventually draw talent from interstate and overseas, and although moving home to Adelaide or Brisbane might be possible if you’re already employed, landing a job from interstate and never being in the office is quite difficult, even impossible.

In summary, the smaller cities of Perth and Adelaide will be strong next year as residents stay put or head home, but in the long run, Melbourne and Sydney will prevail and deliver superior return on investment as they offer higher paying jobs for more people and this drives the property market.

Is the inner-city out of favour?

Apartments are not one property style on their own, there is low rise, high rise, concierge, and facilities, versus art deco walk-ups, with no lift, with plenty of character and charm.

And many more versions of these lifestyle-driven properties are often bought for convenience and affordability.

Generally speaking, the bigger buildings will suffer, although locations such as East Melbourne and Spring Street in Melbourne’s CBD are always sought after and rarely drop in value.

But is this the best place to invest in 2021?

No! Houses will always outperform in the inner-city regions as they are not building them anymore, if anything they are slowing decreasing in numbers to make way for apartments and townhouses.

It’s a simple supply and demand equation.

Expats will be heading home and if returning from New York, London, Hong Kong and LA will be used to the cosmopolitan lifestyle and see the capital city lifestyles as less congested and more liveable than where they’ve come from.

This influx of established wealth will make up for any city escapers who are selling down or moving to the regions.

The cities will bounce back and continue to be our central place of business, leisure and events.

The beautiful established parks and gardens, along with the best food and experiences in town, will draw people back. Plus, being ‘central’ with quick access to the best schools, arterials and major shopping hubs will mean these 3–10km regions will be highly sought after.

Article Source: www.smartcompany.com.au

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Brisbane

Queensland’s booming real estate market to go on for ‘years to come

Queensland's booming real estate market

Wealth management firm Morgans has tipped house prices to continue to rise throughout 2021 and possibly for “years to come’’.

The forecast follows a strong December in the real estate market with Ray White recording $4 billion in unconditional sales in the month in Australia. Almost $1 billion of that was in Queensland.

Morgans Stockbroking economist Michael Knox said the recovery in house prices was healthy.

“It has years to run as full-time employment recovers over the next few years with the coming business cycle,’’ he said.

The likelihood of interest rates rising was also low with Knox believing that the Reserve Bank would struggle to achieve its inflation target until unemployment was below 5 per cent.

“It will take years to achieve that level of unemployment. It is very unlikely that inflation is going to be a problem during this period. Our view is that full employment in the Australian economy is at 4.5 per cent.

“We think it’ll take not less than four years for growth to get unemployment down to that level.’’

Ray White managing director Dan White said its December total sales of $6 billion were up 60 per cent on the same time in 2019.

“In Australia alone, we recorded almost $4 billion in sales, up 50 per cent, with a record result in Victoria to cap off an incredible recovery given extended lockdowns across that state. New Zealand recorded its sixth consecutive record month, with $1.9 billion in sales which was 87 per cent higher than last year

The Real Estate Institute of Queensland’s vacancy data for the December quarter showed Brisbane’s inner city rental market was recovering and was now “the only healthy rental market in Queensland”.

Rental vacancies were now at 3.3 per cent, down from 5 per cent previously.

Beyond Brisbane’s CBD, rental vacancies around the city’s middle ring remain extremely tight, with a quarterly rate of 1.6 per cent including Hawthorne (1.4 per cent), New Farm (1.9 per cent), Paddington (2.1 per cent) and St Lucia (1.7 per cent).

Further out into Brisbane’s outer ring and vacancies are even tighter, recording a quarterly rate of 1.3 per cent.

 

Article source: inqld.com.au

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Market Place

Low interest rates could cause property prices to rise 30% – RBA

property prices

Analysis by the Reserve Bank of Australia suggests house values could jump 30 per cent over three years if borrowers believe the cut in interest rates is permanent.

An internal RBA document released on Friday in response to a Freedom of Information request says that while the RBA is on alert for current ultra-low borrowing costs inflating a credit-fuelled asset bubble, so far, the central bank believes lending standards are prudent.

While our financial regulators are ready to act if necessary, apparently they don’t see rising house prices as a major risk.

Part of the reason the RBA is comfortable is that currently much of the housing demand is coming from owner occupiers including first homebuyers, rather than investors.

property prices

property prices

he RBA recognises that low interest rates will lift asset prices, but they believe in turn will increase wealth and household spending.

If anything the RBA see the biggest risk to the economy being high unemployment, but they suggest our stronger household balance sheets from low interest rates could help counteract the danger.

But there’s more than low interest rates that are going to fuel our property markets this year…

The number of properties for sale in Australia is beginning to dry up.

 Currently property buyers are heading back into our housing markets in droves, keen to get a foothold before property values surge.

But they are finding limited stock, with 7 of our 8 capital cities having significantly less properties for sale than 12 months ago.

Strong demand at a time of limited supply must lead to property price growth.

property prices

property prices

But don’t get lulled into a false sense of security by our rising property markets.

As always correct property selection will be critical for the long-term performance of your investments.

Location will continue to do around 80% of the heavy lifting, so don’t compromise.

You can’t expect to get top investment performance from a secondary property.

 

Article Source: propertyupdate.com.au

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